The only reason to look into franchises that flip houses or do renovations pre-sale is because you have existing business that you could leverage on top of this to add more clientele.

Is this a loophole; use depreciation to offset UBIT but when selling there is no tax on the gain because it is an IRA?

This will also allow you to avoid taxes on the sale.

In the event we are more than 30 days late on payment the agreement becomes void.

But if this is a one-off, it's probably better to pay a local co-host who already has the local connections.Talk to @J.

I feel like a quitter, but I am not giving up on my dream and welcome all opportunities to learn and continue. 

This may seem controversial or “not by the book” for many.  

Your VA loan will be crucial to your real estate investing growth, especially since it affords you the potential opportunity to own more than one property, depending on your overall allotment.For active military personnel, that conundrum of where to invest and where you will end up is always part of the issue that sometimes causes analysis paralysis so it's great you have one in VA Beach already.

I've been on this board since 2010 and haven't found an example yet.

I don't know if this is for you, but my husband and I have mentored quite a few investors in Canada and helped them purchase their own multifamily.